(A) Specific standards for the development of manufactured home parks are included because a manufactured home park is a unique type of residential use which deserves special consideration due to its impact unto the community, its roads and utilities. These standards are instead of the standards of §§ 151.270 through 151.273, Conditional Use Permits.
(B) Minimum area - 1 acre.
(C) Access drives shall be provided to each manufactured home space, shall be continuous unless provided with adequate turn-around area or cul-de-sac, and shall have minimum width of 20 feet. Each park shall have a principal access drive of not more than 20 feet for an exterior connection to the public street. A principal access drive that allows on-street parking on 1 side shall be 24 feet wide; and a principal access drive that allows on-street parking on both sides shall be 28 feet wide. All internal roads shall be paved.
(D) Walkways, not less than 2 feet in width, shall be provided from each manufactured home space to service buildings and along at least 1 side of all access drives and internal roads.
(E) Except as required for vision clearance, the outer perimeter of each park shall be improved with:
(1) A sight-obscuring fence or wall not less than 5 nor more than 6 feet in height;
(2) Maintained evergreen landscaping that is at least 10 feet in depth, will mature within 3 years, and reach at least 5 feet in height at maturity; or
(3) A combination of divisions (E)(1) and (E)(2) above.
(F) Unless in conflict with state laws and regulations, all areas covered by manufactured homes and accessory buildings shall be paved with asphalt or concrete, or covered with permanently contained crushed rock.
(G) All open areas, except as otherwise specified herein, shall be suitably landscaped according to plans and specifications approved by the Planning Commission. The areas shall be continuously maintained.
(H) Each manufactured home space shall be improved with 1 patio of concrete or other suitable impervious material, having a minimum area of 150 square feet and 1 crushed rock or better surfaced mobile home pad having a minimum area equal to that of the manufactured home which will be located on the space. In addition each mobile home site shall have 1 parking space, either a carport or paved parking area having a minimum area of 100 square feet.
(I) A minimum of 200 square feet of recreation area for each manufactured home space shall be provided in 1 or more locations within the manufactured home park. The minimum size of each required recreation area shall be 5,000 square feet.
(J) A centralized storage area for boats, campers, camping trailers, and automobiles shall be provided in each manufactured home park. The storage area shall contain a minimum of 160 square feet for each manufactured home space and be enclosed by a sight-obscuring fence. Roads, carports, parking areas, yards, and patios shall not be used for long-term parking or storage of trailers, boats, campers, or other recreational vehicles.
(K) Permanent accessory structures located within any manufactured home space shall be used only as carports or for storage purposes. (Storage buildings shall have a maximum floor area of 25 square feet). Carports shall not exceed 800 square feet in area unless designed to serve 2 adjacent manufactured home spaces in which case they may be 1,600 square feet in area. Storage structures and carports shall be located not less than 6 feet from any manufactured home and shall be subject to all of the applicable permits and building codes of the City of Banks. A storage building (and carport) shall be provided on each manufactured home space.
(L) Signs are limited to 1 identification sign with a maximum area on 1 side of 12 square feet. The sign may be indirectly illuminated, but shall not contain exposed neon or similar tubing and shall not flash, rotate, or move in any way. Design approval of the sign is subject to review of the Planning Commission to assure that it will be harmonious with the neighborhood.
(M) All utilities, i.e., sewer, water, natural gas, electricity, telephone, and television cable shall be underground in locations approved the City Engineer. Each manufactured home space shall be equipped with connections for running water, electricity, and sanitary sewer.
(N) All residents shall execute leases, which have been approved by the city and contain provisions for the assumption of possession of abandoned manufactured homes by the manufactured home park management.
(O) Prior to location of a mobile home in a manufactured home park, the owner or occupant shall establish to the satisfaction of the superintendent of building inspection that the manufactured home is in a condition that conforms to 1 of the following construction standards.
(1) A manufactured home constructed on or after 9-1-1969, shall conform either to standards in effect in Oregon at the time of construction or Oregon standards in effect at the time entry into the park is to occur. Units built between 9-1-1969 and 6-15-1976 shall exhibit the Oregon Department of Commerce Insignia of Compliance. Units built thereafter shall meet the H.U.D. Federal Manufactured Home Safety Standards dated 6-15-1976.
(2) Manufactured homes, constructed prior to 9-1-1969, shall be in a condition that is not less than the substantial equivalent of the above standards.
(P) The services of an architect, a landscape architect, and an engineer, all licensed to practice in Oregon, shall be employed in the preparation and execution of all plans. Upon proof by the applicant that the scope of the proposal does not require the services of an architect, the Planning Director may waive that requirement.
(Q) In the event of denial, applications may be resubmitted within 1 year of the denial, provided the Planning Director finds the denial was based on internal (on-site) factors and new plans have been submitted which are sufficiently modified to warrant consideration by the Planning Commission.
(R) Notwithstanding the above regulations, manufactured home parks must comply with all state regulations pertaining to this type of use.
(S) An adequate number of fire hydrants shall be provided within the manufactured home park so that no mobile home space or structure within the park is more than 400 feet from a hydrant.
(T) Standard streetlights shall be installed at intervals of no more than 200 feet along all access drives and internal roads.
(U) Each manufactured home space shall be legibly numbered so that it may be easily found by emergency vehicles.
(V) A manufactured home located in a manufactured home park smaller than 3 acres shall have:
(1) A pitched roof, except that no standard shall require a slope of greater than a nominal 3 feet in height for each 12 feet in width.
(2) Exterior siding and roofing which in color, material and appearance is similar to the exterior siding and roofing material commonly used on residential dwellings within the community and which is comparable to the predominant materials used on dwellings on adjoining sites as determined by the Planning Commission.
(Ord. 2021-08-02, passed 10-12-2021)